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Los Angeles Department of City Planning RECOMMENDATION REPORT
PROJECT: Historic-Cultural Monument Application for the EGASSE-BRAASCH HOUSE
REQUEST: Declare the property a Historic-Cultural Monument OWNER/ Myanna and David Dellinger APPLICANT: 2327 West Hill Dr. Los Angeles, CA 90041 RECOMMENDATION That the Cultural Heritage Commission:
1. Declare the property a Historic-Cultural Monument per Los Angeles Administrative Code Chapter 9, Division 22, Article 1, Section 22.171.7
2. Adopt the report findings.
MICHAEL J. LOGRANDE Director of Planning [SIGNED ORIGINAL IN FILE] Ken Bernstein, AICP, Manager Office of Historic Resources
Prepared by: [SIGNED ORIGINAL IN FILE] Edgar Garcia, Preservation Planner Office of Historic Resources Attachments: Historic-Cultural Monument Application
CULTURAL HERITAGE COMMISSION
HEARING DATE: April 4, 2013 TIME: 10:00 AM PLACE: City Hall, Room 1010 200 N. Spring Street Los Angeles, CA 90012
CASE NO.: CHC-2013-243-HCM ENV-2013-244-HCM Location: 2327 West Hill Drive Council District: 14 Community Plan Area: North East Los Angeles Area Planning Commission: East Los Angeles Neighborhood Council: Eagle Rock Legal Description: Lot 7 of Tract 9434
Egasse-Braasch House CHC-2013-243-HCM Page 2 of 3 FINDINGS
The building “embodies the distinguishing characteristics of an architectural type specimen, inherently valuable for a study of a period style or method of construction” as an example of the Storybook style. CRITERIA The criterion is the Cultural Heritage Ordinance which defines a historical or cultural monument as any site (including significant trees or other plant life located thereon) building or structure of particular historic or cultural significance to the City of Los Angeles, such as historic structures or sites in which the broad cultural, economic, or social history of the nation, State or community is reflected or exemplified, or which are identified with historic personages or with important events in the main currents of national, State or local history or which embody the distinguishing characteristics of an architectural type specimen, inherently valuable for a study of a period style or method of construction, or a notable work of a master builder, designer or architect whose individual genius influenced his age. SUMMARY
Built in 1923, this two-story, single family residence in Eagle Rock exhibits character-defining features of the Storybook style. The subject building is irregular in plan and perched on hilly terrain. The double-gabled roof is clad in asphalt tile with a curved roofline and contains a central chimney. A covered walkway leads up to the entryway to a recessed entrance. The main elevation features an 11-foot tall arched stained glass window flanked by smaller elongated arched window openings. The stained glass features a lotus flower motif and this decorative element is repeated in the tiles below the window and throughout the interior. The subject building’s stucco exterior has wood trim and flagstone accents on walls and buttresses. Windows are wood casement and leadlight. A distinct exaggerated arch design is featured on the driveway archway and on several exterior archways. A covered stairway runs between the driveway and the subject building. The backyard area contains a gas barbeque set in stone. Secondary buildings consist of a garage, workshop, carport and a barn. Significant interior features include wood beamed ceilings, exterior balconies, relief murals, painted murals, and built-in cabinetry. Landscaping includes a large oak tree and dense shrubbery. The subject building was designed by architect Jean L. Egasse for local businessman Albert Braasch and his wife Constance. Egasse’s design for the house was profiled by several publications at the time for its unique design. Most of his work appears to date mostly from the 1920s and is located in Laguna Beach, CA. The subject building appears to be Egasse’s first full-scale home building project. The subject property was sold by the Braasch family to Doug McNaughton in 1979 who proceeded to rent the house out to various tenants, including Ben Affleck and Matt Damon, who lived there in the 1990s while writing their award winning screenplay for the film “Good Will Hunting”. The subject building is listed in Gehbard and Winter’s seminal “An Architectural Guidebook to Los Angeles.” Additions include a studio room near the living room area from the 1940s and an additional room on the second floor from 1997.
DISCUSSION The Egasse-Braasch House historic property successfully meets one of the specified Historic-Cultural Monument criteria: “embodies the distinguishing characteristics of an architectural type
Egasse-Braasch House CHC-2013-243-HCM Page 3 of 3 specimen, inherently valuable for a study of a period style or method of construction.” As a significant Storybook style residential building designed by architect Jean L. Egasse, the property qualifies for designation as a Historic-Cultural Monument based on these criteria.
BACKGROUND At its meeting of February 7, 2013, the Cultural Heritage Commission voted to take the application under consideration. On March 7, 2013, the Cultural Heritage Commission toured the subject property.
CALIFORNIA ENVIRONMENTAL QUALITY ACT (“CEQA”) REVIEW State of California CEQA Guidelines, Article 19, Section 15308, Class 8 “consists of actions taken by regulatory agencies, as authorized by state or local ordinance, to assure the maintenance, restoration, enhancement, or protection of the environment where the regulatory process involves procedures for protection of the environment.” State of California CEQA Guidelines Article 19, Section 15331, Class 31 “consists of projects limited to maintenance, repair, stabilization, rehabilitation, restoration, preservation, conservation or reconstruction of historical resources in a manner consistent with the Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic buildings.” The designation of the Egasse-Braasch House property as a Historic-Cultural Monument in accordance with Chapter 9, Article 1, of The City of Los Angeles Administrative Code (“LAAC”) will ensure that future construction activities involving the subject property are regulated in accordance with Section 22.171.14 of the LAAC. The purpose of the designation is to prevent significant impacts to a Historic-Cultural Monument through the application of the standards set forth in the LAAC. Without the regulation imposed by way of the pending designation, the historic significance and integrity of the subject property could be lost through incompatible alterations and new construction and the demolition of irreplaceable historic structures. The Secretary of the Interior’s Standards of Rehabilitation are expressly incorporated into the LAAC and provide standards concerning the historically appropriate construction activities which will ensure the continued preservation of the subject property. The use of Categorical Exemption Class 8 in connection with the proposed designation is consistent with the goals of maintaining, restoring, enhancing, and protecting the environment through the imposition of regulations designed to prevent the degradation of Historic-Cultural Monuments. The use of Categorical Exemption Class 31 in connection with the proposed designation is consistent with the goals relating to the preservation, rehabilitation, restoration and reconstruction of Historic buildings in a manner consistent with the Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving Rehabilitating, Restoring, and Reconstructing Historic Buildings.
Los Angeles Department of City Planning RECOMMENDATION REPORT
PROJECT: Historic-Cultural Monument Application for the EGASSE-BRAASCH HOUSE
REQUEST: Declare the property a Historic-Cultural Monument OWNER/ Myanna and David Dellinger APPLICANT: 2327 West Hill Dr. Los Angeles, CA 90041 RECOMMENDATION That the Cultural Heritage Commission:
1. Take the property under consideration as a Historic-Cultural Monument per Los Angeles Administrative Code Chapter 9, Division 22, Article 1, Section 22.171.10 because the application and accompanying photo documentation suggest the submittal warrants further investigation.
2. Adopt the report findings.
MICHAEL J. LOGRANDE Director of Planning [SIGNED ORIGINAL IN FILE] [SIGNED ORIGINAL IN FILE] Ken Bernstein, AICP, Manager Lambert M. Giessinger, Preservation Architect Office of Historic Resources Office of Historic Resources
Prepared by: [SIGNED ORIGINAL IN FILE] Edgar Garcia, Preservation Planner Office of Historic Resources Attachments: Historic-Cultural Monument Application
CULTURAL HERITAGE COMMISSION
HEARING DATE: February 7, 2013 TIME: 10:00 AM PLACE: City Hall, Room 1010 200 N. Spring Street Los Angeles, CA 90012
CASE NO.: CHC-2013-243-HCM ENV-2013-244-HCM Location: 2327 West Hill Drive Council District: 14 Community Plan Area: North East Los Angeles Area Planning Commission: East Los Angeles Neighborhood Council: Eagle Rock Legal Description: Lot 7 of Tract 9434
Egasse-Braasch House CHC-2013-243-HCM Page 2 of 2 SUMMARY
Built in 1923, this two-story, single family residence in Eagle Rock exhibits character-defining features of the Storybook style. The subject building is irregular in plan and perched on hilly terrain. The double-gabled roof is clad in asphalt tile with a curved roofline and contains a central chimney. A covered walkway leads up to the entryway to a recessed entrance. The main elevation features an 11-foot tall arched stained glass window flanked by smaller elongated arched window openings. The stained glass features a lotus flower motif and this decorative element is repeated in the tiles below the window and throughout the interior. The subject building’s stucco exterior has wood trim and flagstone accents on walls and buttresses. Windows are wood casement and leadlight. A distinct exaggerated arch design is features on the driveway archway and on several exterior archways. A covered stairway runs between the driveway and the subject building. The backyard area contains a gas barbeque set in stone. Secondary buildings consist of a garage, workshop, carport and a barn. Significant interior features include wood beamed ceilings, exterior balconies, relief murals, painted murals, and built-in cabinetry. Landscaping includes a large oak tree and dense shrubbery. The subject building was designed by architect Jean L. Egasse for local businessman Albert Braasch and his wife Constance. Egasse’s design for the house was profiled by several publications at the time for its unique design. His work appears to date mostly from the 1920s and is located in Laguna Beach, CA. The subject building appears to be Egasse’s first full-scale home building project. The subject property was sold by the Braasch family to Doug McNaughton in 1979 who proceeded to rent the house out to various tenants, including Ben Affleck and Matt Damon, who lived there in the 1990s while writing their award winning screenplay for the film “Good Will Hunting”. The subject building is listed in Gehbard and Winter’s seminal “An Architectural Guidebook to Los Angeles.” Additions include a studio room near the living room area from the 1940s and an additional room on the second floor from 1997. CRITERIA The criterion is the Cultural Heritage Ordinance which defines a historical or cultural monument as any site (including significant trees or other plant life located thereon) building or structure of particular historic or cultural significance to the City of Los Angeles, such as historic structures or sites in which the broad cultural, economic, or social history of the nation, State or community is reflected or exemplified, or which are identified with historic personages or with important events in the main currents of national, State or local history or which embody the distinguishing characteristics of an architectural type specimen, inherently valuable for a study of a period style or method of construction, or a notable work of a master builder, designer or architect whose individual genius influenced his age. FINDINGS Based on the facts set forth in the summary and application, the Commission determines that the application is complete and that the property may be significant enough to warrant further investigation as a potential Historic-Cultural Monument.
